HOW DO I KNOW THE TIMING OF ROOF REPAIRS OR ROOF REPLACEMENT?

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​How do you know? Let’s cut to the chase! Get an honest qualified opinion from multiple sources. This includes engineers, consultants, or qualified roofing contractors. 

Schedule a roof evaluation! 

Do some research!

The question is always interesting on whether owners or property managers have had a roof inspection completed within the last 12 months, and had the results documented. Not a lot of hands go up. Why?

Next to the foundation, the roof is arguably the next most important part of a building. No other building component takes as much varied abuse as the roof. The sun, rain, snow, wind… foot traffic, vandalism, chemical spillage, animal feces… the list continues…never forget the roof protects your assets inside! 

Think about (3) of the main priorities your roof protects T E P 

Tenants or Employees
Equipment
Product

It is highly recommended to have scheduled roof evaluations in place, and have the results documented! Tracking the historics of your roof system will promote longevity and also increase the chances of catching things proactively.

What is the Timing of Repairs?

If annual roof evaluations note very minimal changes, there is a good chance there is no need for an immediate roof replacement. If annual evaluations note a minor quantity of repairs required, you can likely fit those repairs into your emergency budget and allocate more funds towards the eventual replacement. (yes, the roof will need to be replaced eventually).

If all you need is roof repairs, you’re in luck. Roof repairs do have benefits.

Roof Repair Benefits: 

-More economical. Typically fewer materials and fewer labour hours.
-Minimal disruptions to internal and external operations
-Faster turnaround time
-Stop the problem from spreading. 
-Often repairs are isolated scope(s) of work.
-Sustainable approach. Delay and avoid (if possible) trips to the landfill.

Keep an eye out for long history of repairs! Repair, after repair, after repair; this can quickly turn into the term “money pit”. Installing a new roof can be a better investment, rather than wasting funds on band-aids that don't solve the underlying problem.

What is the Timing of Replacement?

Generally speaking roof replacement is only necessary for two reasons:

• Old Age
• Poor Workmanship

If you notice issues that are spread across entire roof area and they equate to approximately 25% of the roof area, it is likely a roof replacement is necessary. A roof replacement can be considered a costly inconvenience, and should be your last resort. A roof replacement does however have benefits.

Roof replacement benefits: 

-Full control of how your roof is constructed.
-Qualify for long duration warranties covering entire roof system
-Energy efficiency can be increased. (increased insulation for example).
-Brand new out of package materials.
-Lengthy life span. It is likely that you do have to replace it again (20 - 30 year lifespans)
-Technological advancements in installation methods and materials have really came a long way. We no longer need hot asphalt kettles, or open torch flame. Now we have adhesiveness self adhered membranes and even adhesiveness “hook and loop” membranes. “Velcro brand securable solutions”. Roofing is ever evolving.

Your roof will eventually need to be replaced. The idea is to extend that time as far out as possible. 

There are keys to defer replacement:
 

• Make the commitment,
• Complete regular roof evaluations, twice a year preferred (Spring and Fall)
• Maintain a roof log for accountability,
• Assess exterior and interior conditions,
• Assess roof along with metal flashings,
• Complete a leak analysis with a site representative,
• Keep roof areas free from debris, especially keeping drainage points clean and clear, 
• Replacing failed sealant with new,
• Document results
• Document results. Reports, Roof Plans, and Photos,
• Follow through with recommendations,
• Proactive approach; whole idea is to catch “problems” before they are “actually problems”.

What “time of year” is best to complete repairs and or replacement? 

• Early Spring through early Summer. Contractors schedules may not quite be full, allowing them to hit the ground running in the Spring. Better production rates have also been noted during these months as well. Get the job done quicker!

Start thinking about how you can protect your largest asset (your roof) today!